Replies

1. 
   calvin | Apr 17, 2015 07:07am | #1

   wur

   can you post a couple pictures of this?  Long full shot of that side of the house, more close up of each full window and then detailed shot of the bottom of the upper and top of the lower.  Inside photo of the leak locations noted.

   if flanged windows, are these just set in caulk, nailed on the sob and called done?

   any weep holes in the brickwork?

   thanks

1. 
   deadnuts | Apr 22, 2015 12:08am | #5

   Concerning yourself about whether the windows flanges are properly caulked at this point is like checking to see if your wooden boats hull's been properly chinked as it's being steered directly into a rocky coastline. It's going to sink anyhow.The OSB that the windows are set into have probably been steadily turning to mush from chronic vapor drive.

1. 
   calvin | Apr 22, 2015 08:46pm | #6

   if flanged windows, are these just set in caulk, nailed on the sob and called done?

   no kidding

   I didn't misspell OSB, and should have made "just" bigger font.

   does that help you understand?

   thanks

2. 
   sapwood | Apr 20, 2015 10:55am | #2

   Something is wrong

   One of these two statements can't be correct:

   " Brick work is flawless, no cracks at all. Windows are completely calked to brick."

   Rainwater is gaining entry. You need to determine where before you can ascertain how to fix it. My guess is the problem lies with the upstairs windows. If they are bad, I'd assume the lower ones are also. As well as the doors, and any sidewall vents, pipe entrys, and the like. 

1. 
   wmheinz | Apr 21, 2015 10:03pm | #3

   I agree....

   As Sapwood states above, the first culprit to look at would be the sill of the upper windows....and by default, the window sills of the lower wall...  Unbelievalbe the builder would not install any kind of vapor barrier behind the brick..your situation could be really bad - the chance of rotting the OSB is very real.  That area will always be damp and, with no ventilation, rot and mold will shortly follow.  I predict serious problems are in your future.

3. 
   deadnuts | Apr 21, 2015 11:59pm | #4

   wurx24-7 wrote:

   no house wrap or felt paper between brick and osb sheathing. Also, no flashing above windows, just steel lintels. Any options to fix other than tearing off the brick?

   You've  identified the main culprits of your problem. No matter how it looks from the outside, your brick work is not as flawless as you might like to believe. A good mason would not lay brick veneer without proper moisture barriers, flashing, and weep measures in place.

   Hate to say it, but looks like you are in for a sizable demo and masonry job redo.

4. 
   DanH | Apr 22, 2015 09:38pm | #7

   You could always tear it apart from the inside, but without knowing how much remediation you need it's hard to say whether that would be sufficient.  The whole setup sounds like a disaster.

5. 
   DanH | Apr 23, 2015 08:40am | #8

   While they are far from perfect, masonry sealers should be sufficient to prevent rainwater from being driven throug the brick in large amounts over a short period of time.  Most likely there's an actual leak somewhere, possibly in the gable.

6. 
   MYBuilder | Apr 24, 2015 05:17pm | #9

   When they're right, they're right.

   Knowing that you own the titanic, I would look to the area just above the bottom window. You need to fix the leak here anyway, so have another Flawless mason take off some courses above the lintel. He(or she) can then flash and seal above the window and ascertain the extent of the damage. While it is open, try to find the leak above. You will need to "tent" the lower window so water can be seen from behind the brick and not the exterior face. It may not be as bad as we think if the upper window itself is leaking and only on occasional rain events.

   Good luck!